I need some cash to finish a rehab
I was turned down because my property didn't pass inspection
I didn’t qualify with another lender despite having a big down payment
I want to finance my property and keep my cash for rehabbing
I own a home but want some cash to buy another property
I want to finance my property to retain cash reserves
Loans for investors by investors
Simply put, we thrive on real estate. We’ve bought, sold or financed over $250 million of homes nationwide and we understand the unique needs of residential investors. Drawing on years of experience in the distressed property field, we crafted our loan products with three words in mind: fast, simple and dependable.
We know real estate investing takes a certain amount of initiative, spirit and risk-taking. It’s not for everyone. But we’re passionate about helping people just like you achieve their short-term and long-term investment goals. It’s the reason we started VFS four years ago. We now operate in 34 states and continue to grow. Your success is our success.
We don’t just provide loans. We underwrite the entrepreneurial spirit that drives our borrowers.
We only lend to investors buying or refinancing single-family properties. We specialize in loans on homes with values between $30k and $100k.
Unlike other lenders, we focus almost completely on qualifying the value of the home rather than the borrower, resulting in a fast, simple approval process remarkably free of hoop jumping. In other words:
We figure your mother’s maiden name is your business.
AL, AR, CO, CT, FL, GA, IA, IL, IN, KY, LA, MD, ME, MI, MO, MS, MT, NC, NH, NJ, NM, NY, OH, OK, PA, SC, TN, TX, UT, VA, WA, WI, WV, WY
A: We say “Yes” more often than other private lenders. This is because we don't document your income or assets, nor do we review your credit. Instead, we focus on accurately establishing the home’s value, and we want to understand your experience and investment strategy. Also, we specialize in investor home loans on properties with values between $30k and $150k. While others may make loans in this space, no one else exclusively focuses on this market, across the country. As a result, we are faster, easier to work with and more dependable than other lenders.
A: Our process is faster and simpler than other lenders. We need a signed, arms-length purchase contract showing the agreed-upon purchase price, and your completed, one-page loan application. You then send us the money necessary for us to order an appraisal from a licensed, third-party appraiser. We’ll also order title, a tax certificate and a flood certificate. You’ll need to arrange for property insurance. Once we receive the appraisal, we’ll use that information, along with our own analysis, to determine a loan amount that fits within our LTV guidelines.
A: The process is very similar to our purchase loan process. One important difference is that we also will require a “desk review.” A desk review is where another licensed third-party appraiser reviews the appraisal to make sure the appraisal was done correctly. We’ll use both of these appraisals, along with our own analysis, to determine a loan amount that fits within our LTV guidelines.
A: To refinance with us, you need to have owned the property for at least 30 days. If you purchase the property on a land contract, contract for deed or similar type of arrangement, then you need to have “owned” the property for at least six months and provide proof of regular payments.
A: You do. You will send the money to us and we then place the order and send the money to the appraisal firm or desk review firm. It’s important to note that we do not make any money on the appraisal or desk review. We’ve negotiated contracts with nationally recognized appraisal management companies to try to keep your costs low. We pass along these services to you at our cost.
A: Appraisers, in general, establish retail values for homes. So while we specifically request “as is” appraisals, most appraisals do not properly adjust for “as is” condition and the values are typically closer to retail. We lend only to investors. Investors do not pay retail prices. Therefore, we do not necessarily lend on retail value because if we had to resell a property in “as-is” condition, we would not realize a retail value.
A: Only if two conditions are met. First, the appraisal must be recent (generally no more than 90 days old when you start our process). Second, a national institution that we approve must have performed the appraisal.
A: Yes. We have a lot of experience making loans on distressed homes and we won’t lend on a home that is not secure. Our minimum property condition varies, depending on the loan product you select. For example, we allow for greater repairs with our six-month, interest-only loan than we do for our longer-term loans, because we designed our six-month product to enable redevelopment of a property for either reselling or refinancing. We do not offer our five- and ten-year loan products on properties in need of full rehabilitation. Also, we may require a lower LTV ratio if the property is in need of significant repair.
A: We do not check your credit when deciding whether or not to extend you a loan. Also, we do not report borrower payment history to the credit agencies.
A: We do not provide construction loans, although many of our borrowers do use our refinance loans to complete rehabs. Our loan-to-value determinations are based on our assessment of the property’s value at the time of loan origination.
A: Absolutely. All of our loan products can be paid off without prepayment penalties.
A: Some. We allow you to finance your loan set-up fee, but your closing fee must be paid in cash.
A: We know that sometimes things don’t go as planned, so you can rest assured knowing that you can extend this loan one time for an additional six months if you need it. We charge a $2,000 cash renewal fee for the additional six months term. Alternatively, if you’ve sufficiently redeveloped the home by the end of your six-month term, you could refinance into one of our longer-term loans.
A: We have great relationships with insurance companies that specialize in insuring REO, vacant, foreclosed and distressed homes. Ask your Visio Financial Services account executive for a recommendation.
A: We require a 12-month policy in an amount no less than your loan amount, with us named as mortgagee/additional insured. Your deductible may not exceed $1,000.
A: No. We only escrow for taxes and insurance.
A: Yes. Please ask your Visio Financial Services account executive.
Grow with us.
At VFS, we think of ourselves as people people. Building and nurturing relationships has been the foundation of our success. A big part of that success includes partnering with the right folks. That means you.
We cater to a market overlooked by traditional lenders: Investors who transform properties into affordable homes by applying a little rehab TLC. This growing segment of buyers typically has difficulty finding financing that meets their specialized needs. That’s where we come in.
Whether you’re a realtor, property reseller, auction house, or lender, we’d love to work with you. We can help you:
Don’t lose a sale because your buyer lacked sub-$100k financing. We have flexible amounts, a fast and easy qualification process, and multiple-property loans. That means your investor clients can buy properties quicker, easier, and in greater quantities.
Most distressed property investors need financing in order to reserve their cash funds for rehabbing. It also helps maximize profit potential. Broaden your pool of buyers and sell more properties by introducing our loan products to your customers.
Your borrower may have failed to qualify, or you simply don’t offer investor financing under 100k. Normally that would translate to lost business. We can help. We have flexible loan amounts and a fast, easy qualification process. Your borrower could use VFS for bridge financing then transition to a long-term mortgage once the property is in bank-appraisable condition.
3 Easy Steps
We order an appraisal, upon receipt of payment from you,
and determine our valuation
You sign on the dotted line, and we fund your loan!
We would love to hear from you.
877 360 8559
888 234 7893
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